A simple guide to Planning Permission

First of all what is Planning Permission? With the construction to your property, it being a new property from scratch or additions to expand your existing property usually requires approval from your local authority in a form of planning permissions. The planning system is designed to control developments so there are no inappropriate constructions.

You will need planning permission if you are building a house from scratch or an outbuilding that will be an annexe to a house. It will need to have the right standards for a person to be living there and, if your extension exceeds the permitted development rights again you will need to apply for a planning permission. .

Permitted Development Rights

Permitted Development rights, give you permission to perform certain types of work without planning permission. They are granted from parliament not local authorities. The Town and Country Planning Act on the 1st July 1948 was the skeleton of the Permitted Development Right that we have today. This act allows for minor improvements, such as converting a loft or modest extension to your home, to be undertaken without clogging up the planning system. England, Scotland, Wales and Northern Ireland each benefit from their own versions of these rules. Permitted Development takes into consideration to the location of the property (areas of natural beauty and conservation areas have different rules), and the amount of work already done to the property. Permitted development right apply many typical projects for houses and do not apply to flats, maisonettes or other buildings. Commercial properties have a different permitted development rights to dwellings. .

Cost

Planning Permissions fee varies depending of what works you are planning to do. A Full Application, for a new single dwelling being built in England is £385, however in Scotland, Wales and Northern Ireland would be a different fee. For alterations or extensions to a single dwelling, included within the boundary in England is £172, where again in Scotland, Wales and Northern Ireland the fee will be different. .

What are the basic form requirements of a planning application?

Each site varies with different information required but commonly an application includes five copies of application forms, the signed ownership certificate, a site plan, block plan and elevations of both the existing and proposed sites, a Design and Access Statement and the correct fee.

Design and Access statement can be done by your designer who is working with you on your alterations to you dwelling. Statements are used to explain the access and concept of you alterations to your dwelling by explaining and justifying your proposal. .

What are planning conditions?

Planning permissions could grant permission subject to conditions which will need to be discharged/agreed in a certain amount of time. Planning conditions are important as a failure to comply can result into a break of contract, where there is no right of appeal. Conditions could be as little as to have matching materials to the existing dwelling, or that all boundary treatments must be agreed. .

How long until the decision?

Most planning applications usually are decided within 8 weeks. If you are constructing something large and complex this could take up to 11-13 weeks. Usually the authority will give you a rough timetable explaining when you would have your decision. .

How long do I have to begin work?

Once you have you planning permissions you are granted for three years, where you can begin work on your dwelling in that time or you might have to reapply altogether. You can have small amendments by applying for a non-material amendment. However major alterations could involve a further application for Full planning permission, so discuss your plans with your LPA (local planning authorities) first.

If you carry out work without planning permissions it is not illegal, however if you haven’t informed anyone then the local authorities can take action to have the work altered or removed. Altering a listed building without permissions is a criminal offence!

5 things to summarise about planning applications

You can make a planning application on any piece of land in the country.

Your planning decision should take no longer than eight weeks from the point of application.

The objections of neighbours and local people may well not have any impact on the final decision.

You can withdraw an application at any time — so if you think you are going to get a refusal, you can withdraw it at any time up to the day itself, and resubmit free of charge.

You can submit an infinite number of planning applic­ations on any one site — and choose which one to use. As long as it is current, you don’t have to use the most recent.

www.planningportal.co.uk is also a good website to get familiar with the guidelines whatever your development. But to be more specific the best place is your local authority’s planning permissions section.

Interactive information on planning portal, you can select you building and go into detail on each section of your building of what building regulations you have to follow and what works you will need to apply for planning permissions, as well as suggesting to make your house greener( eco friendly).

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KPCL Architecture has been established since 2007. Based in London, we cover all areas in London and Greater London having three offices around the city. KPCL has been successfully delivering Architectural projects throughout London and south of England.